Fields of Dreams - Rural Potential in Farm Buildings Offers More Opportunities for Diversification

Recent reforms to Class Q and Class R permitted development rights are turning more disused farm buildings into homes, workspaces and rural enterprises.

For homebuyers dreaming of rural life – pastoral landscapes, tranquillity interrupted only by the bleat of sheep, and perhaps most importantly, no neighbours – finding the perfect property often requires time, persistence, and a lot of cash.

For rural planning professionals, one of the most common questions from would-be buyers is, “Can I build a house in that field?”

The answer is almost always ‘no’. Since 1947, the planning system has strictly limited development in the countryside, under the banner of preventing urban sprawl and promoting sustainable growth.

However, if that field contains a barn, those dreams could become reality. Thanks to the General Permitted Development Order (Class Q), some agricultural buildings may become homes without full planning permission. Should these meet permitted development criteria, the planning authority will grant a prior approval.

Recent changes to Class Q and Class R rights have created development opportunities for rural landowners – enabling residential conversions and commercial uses that add value to existing buildings without breaking new ground.

Conversions through Class Q

Class Q allows an agricultural building to be converted to a house. Since its introduction, the barn conversion has become a rural ideal, thanks to features in Grand Designs and rural lifestyle magazines. The aesthetic is well established: flagged stone floors, mezzanines, and dramatic double-height living spaces.

However, what appears a straightforward conversion on paper often proves complex in practice, as any permitted development rights under Class Q are subject to numerous caveats and legal precedents.

First, the building must have been within the farm before 24 July 2023. If it built after that date, it must remain in active agricultural use for at least ten years before development can begin under Class Q. In practical terms, that means any newer buildings will be ineligible until at least July 2033.

However, as the stock of suitable barns has dwindled, reforms introduced by the previous government broadened eligibility to include disused agricultural buildings – even those no longer part of a working farm. This gives landowners a route to unlock value from more isolated or detached structures.

At the same time, the maximum allowable floor space for a single dwelling was reduced to 150 square metres. While this limits the scale of any one house, the changes did increase the total number of dwellings permitted on a single farm holding to ten. Rear single storey extensions up to four metres are also allowed on the original building.

The building must also have suitable access to a public road, something the local council assesses during the prior approval process. Conversions are not permitted in protected areas, including Areas of Outstanding Natural Beauty (now National Landscape designations), SSSIs, safety hazard zones, or scheduled monuments.

Because Class Q rights don’t extend to national parks or AONBs, which together cover around a quarter of England and Wales, living in a Class Q home in some of the nation’s most beautiful areas in not possible. Class R faces no such geographical restriction. That means landowners in the most scenic areas may still unlock value from disused barns and farm buildings.

Farm diversification through Class R

Class R provides for a change to a flexible commercial use. This includes general industrial uses such as manufacturing of farm shop goods; storage; hotels; offices and business premises; agricultural training centres, and, most recently, facilities for outdoor sport or recreation.

However, it only permits a change of use – planning permission would be needed for building works.

Planning officers will still make a determination through a prior approval. If the building is less than 150 sq. metres, this is limited to the nature of use, and the location. Where the building is larger, an impact assessment for flood risk, traffic, contamination and noise would be required.

The changes to Class R give landholders the chance to be imaginative about diversification of a farm. As well as rural business centres or warehousing, a barn could see new life as a trail biking venue, yoga retreat or a place to seize on the latest fitness trend.

How we can help

With more versatility comes greater value – if you have a suitable site for a Class Q or Class R agricultural building conversion, we can help advise on what the latest permitted development changes could mean for you.